BUILDING DESIGN CODE An Exclusive Residential Village On The Hilton College Estate - The Dairy at Hilton
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BUILDING DESIGN CODE
An Exclusive Residential Village
On The
Hilton College Estate
0THE DAIRY AT HILTON
Exclusive Residential Village
BUILDING DESIGN CODE
Project: 6989
14 June 2021
Revision E
INDEX
1. INTRODUCTION................................................................................................................................ 2
2. BUILDING DESIGN CODE................................................................................................................ 2
3. LAYOUT PHILOSOPHY......................................................................................................................2
4. STREETSCAPE.................................................................................................................................... 2
5. URBAN CONTROLS........................................................................................................................... 3
6. THEMING............................................................................................................................................ 4
7. BUILDING ELEMENTS....................................................................................................................... 5
8. ENERGY CONSUMPTION MINIMISATION & GREEN BUILDING CONSIDERATIONS............... 9
9. STORMWATER MANAGEMENT..................................................................................................... 11
10. SEWERAGE DISPOSAL.................................................................................................................... 11
11. LANDSCAPING................................................................................................................................ 11
12. INTERCOMS..................................................................................................................................... 12
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Revision E1. INTRODUCTION
The Dairy at Hilton is a low density residential village located on a portion of the picturesque
Hilton College Estate in the KwaZulu–Natal Midlands. The ambiance and Architecture typical of
the pastoral lands of the KZN Midlands and the Hilton College Campus is the inspiration for the
theming of this development.
It is the intention of this Planning and Design code to create, maintain and protect the particular
style ambiance that owners of stands at THE DAIRY AT HILTON will be buying into.
2. BUILDING DESIGN CODE
This code is designed to assist the home builder in achieving THE DAIRY AT HILTON style so that
a harmonious environment is achieved without unduly limiting the individuality of each dwelling.
Methodology
This document and the images contained therein, is a working document which describes the
architectural theming the developers wish to create.
3. LAYOUT PHILOSOPHY
The Dairy at Hilton is located at the head of a valley that forms part of the Hilton College Nature
Reserve with views to the Drakensberg Mountains. The layout is such that it is sensitive to the
movement of wild life across the estate and the protection of the remaining areas of Midland
Mist-belt Grassland that occur. To this end, the estate has been divided into 3 distinct clusters
which also has the benefit of reducing the impact of the houses on the immediate environment
and maximising the opportunity for views from each site.
The stands themselves are configured with wide side building lines to provide open space
between the houses, promoting a relaxed Midlands Farm ambiance. The house designs are to
follow this philosophy.
The stands are generally on the North facing slope of the valley and offer views of the protected
grasslands opposite and to Drakensburg mountains in the distance.
4. STREETSCAPE
Intent:
The intention is to create an open and varied streetscape and an environment which:
- has low traffic noise and speed
- is safe and appealing for walking, running and cycling
- integrates with the natural environment as much as possible
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Narrow roads of varying surfaces and configurations
Wide naturally landscaped verges between roads and properties
Downward orientated street lights
Discreet street and property name / number boards
Properties will not be permitted to be walled off from the internal roads of the development.
Only open lawns or hedges will be allowed. Wire fences are to be concealed within hedges and
gates are to be of a Farm nature.
Parking for residents and overnight Visitors is to be accommodated within the individual
properties. Only “short stay” visitors parking will be permitted on the road verges and in the
parking areas provided.
Common areas within the estate will be landscaped with an indigenous theme and maintained
to the intended theme and standard, by landscape contractors, approved by the Developer.
Materials:
Roadways: A mix of brick/concrete cobbles and pavers, tar and concrete strip with grass
“middle mannetjies”
Driveways between the roads and properties, driveways and parking areas within
properties are encouraged to be brick/concrete cobbles or pavers or concrete strip with
middle mannetjies.
Premix driveways and parking are discouraged.
5. URBAN CONTROLS
Within each individual site, one main single family dwelling unit and a maximum of 1 out building
may be constructed to a gross coverage of 25% of site area for double storey dwellings and 30%
for single storey houses. Permissible FAR is 0.3 for single storey and 0.4 for double storey
houses.
Sites in the Friesland Village are restricted to single storey buildings only, with a maximum height
of 8m. Ayrshire Village buildings may be single or double story, with maximum height restriction
of 9.5m. Jersey Village may be single or double storey, however height restrictions are site
specific as indicated on the site plan and listed as follows:
Sites 14 – 27, 52 – 55, 62 – 64 have a maximum height restriction of 9.5m.
All other sites in Jersey Village have a maximum height restriction of 8m.
Single storey buildings may feature loft/semi loft rooms, provided there is a maximum roof apex
height of 8,0m above the natural ground level at the point below the apex. Site coverage in this
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FAR figure, but must be less than 30% of the ground floor area.
On sites with a 9,5m height restriction, but a single storey dwelling is built, an 8,0m height
restriction is applicable only if the single storey building exceeds 25% coverage.
Open sided verandahs may be permitted over and above the allowed coverage, however, these
may never be enclosed unless there is sufficient FAR available. Prior written approval by the
Design Review Panel is required in both instances.
Temporary wooden, steel (or other material) structures (Wendy houses, Gemini huts and sheds,
etc.) are not to be visible from other sites or the common areas. The same applies to vehicles
such as trailers, boats and caravans.
Building lines:
On the site layout plan, a zone within each site is demarcated; this is the zone within which
building is permissible. These zones have been placed to ensure that, as much as possible,
views from all lots are preserved.
The building lines apply to the edges of the permitted “build within” zone. The building lines for
each site are shown on the site plan.
Side space between sites is to be a minimum of 4.5m on either side.
Adjacent stands may be combined to form a single large stand. In such cases the side space
requirements will be applicable to the outer most boundaries only and will be double that of a
single stand. The massing within such consolidated stands needs to be sympathetic to and
compliant with the aesthetic goals of the development and will be subject to the approval of the
Design Review Panel.
6. THEMING
The “Dairy at Hilton” Architecture theme is a mix of contemporary winelands architecture and a
KwaZulu-Natal colonial farmhouse style with an emphasis on verandah living.
Please refer to the examples given in Appendix A.
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7.1. ROOFS
INTENT:
A double pitched roof is visually a dominant feature of the Architectural style. The roof design is
therefore to be strictly controlled to maintain a harmonious relationship between the buildings
across the development.
MANDATORY REQUIREMENTS AND PERMITTED ROOF FORMS:
Primary roofs are to be double pitched.
Primary roof pitch in Jersey and Ayrshire Villages is to be between 30° and 45° and all roofs are
to be gable ended. Secondary roofs are to be 10° or less depending on manufacturers pitch
recommendations.
Primary roof pitch in Friesland Village is to be between 40° and 45°.
Roofs that cover the top of gable walls are not to overhang more than 75 mm.
Plaster mouldings on top of gable walls are not permitted.
Lean-to secondary or veranda roofs are permitted; they may also be concealed behind
parapet walls or integrated into a timber pergola.
Dormer Windows are permitted.
Eaves overhangs of the main roofs are to be limited to 75mm to the outside of facias.
MATERIALS:
Only matt and non-reflective roof materials will be considered.
The following roofing materials are permitted:
Factory pre-coloured profiled sheet metal (galvanized mild steel or “zincalume”) is permitted.
Profiles can be traditional Corrugated Nurib/Windespan or Cliplok.
- Colours: Colourplus “Thunderstorm” or Mid Grey
Concrete (behind parapet walls) provided roof is not visible from other dwellings within the
development.
Facia boards: only PVC facias are permitted.
- Colours: White or matching the walls or roof.
Barge boards (if fitted): only PVC is permitted.
- Colours: White or matching the walls or roof.
Solar Collection Panels: Only hail-proof, non-reflective panels will be considered.
Gutters: Seamless aluminium ogee profile.
- Colours: Roof colour or white.
Downpipes: Aluminium, uPVC, circular or rectangular.
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Revision E- Colour: White or the same colour as the building or roof.
Exclusions:
Shiny or reflective roof materials.
Clay Tiles or Concrete tiles.
Thatch or Thatch look-alike roofs.
Harvey tile.
Turf.
7.2 VERANDAS & PERGOLAS
INTENT:
In the event that a veranda is placed on the street facing façade of a building, it is to be a
dominant feature projecting in front of the main roofline of the building and possibly extending
the length of the façade, or on both sides of an entrance feature. This is also strictly controlled
to maintain continuity of the theme throughout the development.
Veranda roofs may be continuous with the principal roof.
VERANDA OPTIONS:
Verandas may be in the form of the following :
Open patios.
Painted or varnished timber or synthetic wood (provided approved by the estate Design
Review Panel) pergolas over the patio between square, white masonry pillars or steel or
timber posts.
Covered Verandas under a “flat” or pitched roof of between 5º to 10º in the same
material as the primary roof are permitted (in accordance with manufacturers minimum
pitch recommendations).
It is permitted to enclose a verandah, provided it falls within the available FAR and is
approved by the Design Review Panel.
7.3 BALUSTRADES
Balustrades must comply with the applicable national building regulations.
Balustrades of timber or painted galvanised mild steel are permitted.
Plastered and painted masonry seat height balustrades are permitted (provided they
comply with the NBRs).
Glass balustrades are permitted.
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Doric, Ionic, Corinthian and all other decorative capitals are not permitted.
Brookie lace and other decorative panels are not permitted.
7.4 WALLS
INTENT:
The wall material and finish is intended to endorse the relationship of this development and the
adjacent school and Gates at Hilton Estate and to be a unifying element between the buildings
in the development. Classical proportioning principals are to be adhered to regarding panel
sizes, heights, and openings etc.
MANDATORY REQUIREMENTS:
All external walls to be built of clay or concrete masonry.
External walls are to be double skin construction with a 50mm cavity.
External wall finish to be painted smooth plaster. A maximum of 20% of the exterior
surfaces may be clay “Nanxing commons”, used as facebricks or approved rustic
facebrick or approved natural stone cladding.
- Approved Paint colours are as follows:
Plascon:
Plascon:
Antique Petal - Plascon 43
Dried Leaf – Plascon 25
Mandarin Tusk – Plascon 49
Light Stone – Plascon 68
Any deviations from these colours would require approval by the Design Review
Panel prior to the commencement of painting.
- Feature walls of natural stone, approved brick, timber slat or corrugated iron are
permitted.
Plinths between floor level and ground are discouraged, except a band above the finished
ground level adjacent the building to conceal muddy splash marks - this plinth material can
either be natural sandstone tiles or clinker look brick.
7.5 GABLES
All the primary roofs are to be gable ended, with the option of the roof material oversailing the
tops of the wall.
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Revision EThe oversail is to be a maximum of 75mm to the outside of the barge board.
7.6 CHIMNEYS
Masonry Chimneys are to be square or rectangular in plan. The chimneys expressed on the
outside of the building may be larger at the base reducing in size as they rise up the building.
Once above the roof line they are to remain a constant size.
Chimneys may be brick or approved stone clad.
The tops of the chimney are to be either flat, semi-circular and have a corbeled detail.
Circular sheet metal chimneys are permitted provided they are of corrosion proof material.
7.7 WINDOWS & EXTERNAL DOORS
INTENT:
The doors and windows are crucial elements to enhance the Architecture and maintain the
theming.
Designed on classical proportions, the repetition of these elements throughout the
development will provide harmony and continuity.
PERMITTED TYPES:
- All windows and doors to have powder coated aluminium frames.
- Large window panes are encouraged. Cottage pane windows are permitted.
- Windows to be sash or imitation sash (top hung), casement type or sliding.
- Main windows are to be taller than they are wide or to be square.
- The proportions can be seen in the ‘Swartland” catalogue.
- Glazed horizontal sliding doors are permitted onto verandas
- UPVC, powdercoated aluminium, painted or varnished hardwood shutters are
permitted.
- Powdercoated aluminium, painted or varnished hardwood doors are permitted.
- Plaster bands around windows are permitted.
NOT PERMITTED:
- Louvre windows
- Winblocks
- Visible concertina type burglar proofing
- Pressed steel doors and windows
- Stained glass windows
- Burglar bars (or any other visible Burglar proofing) on the outside of the Window
and door openings.
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Revision E7.8 GARDEN WALLS
INTENT:
An environment without high and hostile security walls to each home is the objective.
Walls to control pets may form courtyards between the main house and the out-buildings.
Walls are to be constructed of masonry and plastered with a simple moulding at the top and
painted to match the house colour or maybe stone or rustic brick.
Wire fencing, with a maximum height of 1,2m, is permitted on the site boundaries provided it is
concealed by natural indigenous thicket creating a random look.
Unpainted timber post and rail fencing is permitted (with “Bonnox” type wire infill).
Concrete dry stack walling is not permitted where visible from common areas or other lots. It is
also discouraged on internal facing walls.
7.9 GATES
To be painted, stained or unpainted hardwood, or painted galvanized mild steel to a design as
shown in Appendix B. Gate design approval must be obtained from the Design Review Panel.
7.10 DRIVEWAYS
Concrete cobbles or pavers, clay pavers, premix and concrete (or paver) strip driveways with
grassed “middle mannetjies” are permitted. Premix is not encouraged
8. ENERGY CONSUMPTION MINIMISATION & GREEN BUILDING CONSIDERATIONS
The Dairy at Hilton embraces the principals of “Green Building” and environmentally conscious
design; therefore the following measures are to be taken.
8.1 WATER HEATING:
The intention is to minimise electricity use in relation to water heating. Heat pumps, solar
heating or gas geysers are to be used.
8.2 BUILDING INSULATION:
a) Roofs & Ceilings
All roofs over enclosed rooms are to receive an insulation layer equivalent to a
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Revision Ereflective foil membrane (Sisalation 410) laid immediately below the roofing element and
additional insulation layer equivalent to at least a 100mm glassfibre wool blanket laid over
the ceiling of the upper most floors is also required – 135mm is recommended.
b) Walls
External walls are to be constructed from plastered double skin masonry with a 50mm cavity
between the skins.
c) Water Pipes
All hot water supply pipes are to be lagged with SANS approved insulating material.
d) Windows
To assist with reducing heat gain in summer and loss in winter, the dominant surface of the
walls is to be masonry .i.e. Windows are generally to appear as openings in the walls.
The exception to this is where windows/doors open onto covered verandahs.
8.3 COOKING:
All dwellings will be required to utilise gas for stove top cooking.
“AGA” type ovens, Electric ovens, microwave ovens and “SolarDOM” ovens are permitted.
8.4 INTERNAL LIGHT FITTINGS:
Only Warm White LED type light fittings are permitted.
8.5 EXTERNAL & AREA LIGHTING:
a) Outdoor Lighting:
Wall mounted lights on buildings are to be downward directed and kept to a minimum.
Outdoor lighting to be focused downwards and inward towards the buildings in the estate in
order to minimize “light pollution” and strive towards a “dark sky” at night. Flood lights and
spot lights are not permitted.
b) Veranda Lights:
Pendants and chandelier lights or wall mounted lights are not permitted, as these become
bright spots visible from outside the development.
Light fittings are concealed in the verandah ceilings.
Only warm white lamps are to be used.
8.6 CONSTRUCTION MATERIALS:
The use of recycled materials in the construction of the buildings is encouraged.
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Revision ERecyclable Materials:
New materials utilised in the construction of the buildings are to be recyclable wherever
possible. To this end the use of natural materials such as stone, clay products, timber, metals
etc. is encouraged.
8.7 GREYWATER RECYCLING & RAINWATER HARVESTING
Each dwelling is to collect a portion of the rainwater run-off from its roof and as well as a portion
of greywater from the house. Harvested water is to be stored in separate on-site tanks and used
for irrigating the gardens and for flushing toilets. A minimum of a combined 5000ℓ of harvested
water storage is required.
8.8 SOLAR AND BACKUP POWER
Solar power is encouraged for use as grid assist and backup systems. Generators are permitted,
but must not be visible from outside the property. Integrated systems must be professionally
installed and a valid Certificate of Compliance issued.
9. STORMWATER MANAGEMENT
Stormwater is to be managed via engineer-designed soakaways within the property at a
distance greater than 5 meters from the site boundaries. Overflows from these soakaways are
to be concealed in natural landscape structures.
Bottom edges of sites are to be have a berm formed that will serve as a storm water attenuation
“dam” to prevent erosion and severe run off onto the adjacent land.
10. SEWERAGE DISPOSAL
All sewerage from the properties is to discharge into the estate sewerage system.
11. LANDSCAPING
The pastoral ambience of the KZN midlands is to be maintained by the Landscaping within the
estate. Indigenous vegetation types are encouraged and will be planted in the common areas.
At least 70% of the plants (excluding grass lawns) on the lots are to be indigenous.
The common boundaries between the stands are to be planted (hedged and treed) in an
undulating way with indigenous plants, that will fragment the architectural mass.
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Revision EPlanting of trees must be controlled to ensure that views from other houses are protected but
also that views of the houses from the surrounding properties will be minimized. To this end
trees have been planted, on the West, South and East boundaries of the estate.
A palette of permitted plant types is to be provided by the estate landscaping consultant.
A simple landscape plan is to be submitted to the Design Review Panel for approval, prior to any
landscaping commencing.
12. INTERCOMS
The installation of an intercom link to the gatehouse is required in each house. Details of the
installation and service provider can be obtained from Gwens Stream Estates. The cost for the
household equipment and installation is to be borne by the homeowner.
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Revision EYou can also read
